Land Law

379 cases · August 2017 to July 2026

Overview

Land Law appears in 379 reported Malaysia judgments (2017–2026).

In this practice area

Land Law collects the disputes over title, interest and dealings in land under the Torrens system established by the National Land Code. The judgments turn on indefeasibility of title, the effect of fraud and forgery on registered dealings, the rights of chargees and purchasers, and the interaction of land registration with limitation and with the general law.

Indefeasibility and its exceptions are the heart of the area. Judgments examine section 340 of the National Land Code, the distinction between an immediate and a subsequent purchaser, and the "bona fide purchaser for value" qualification under the proviso to section 340(3). A recurring question is the duty of a bank or chargee to investigate illegality in an underlying sale and purchase agreement and the burden of proof where a registered dealing is said to have been procured by fraud. Others consider the effect of setting aside a default judgment on a registered interest, and the application of the twelve-year limitation period to charge actions.

Compulsory acquisition and compensation form a substantial strand, overlapping with the dedicated Land Acquisition area: judgments consider the surrender of land, compliance with Part Twelve of the National Land Code, and the assessment of compensation. Native title and customary rights appear as well, including declaratory claims by long-standing residents of a gazetted forest reserve. The alienation of state land by lease, trespass, judicial sale and the requirement of the chargee's consent under section 204 also recur.

The cases are concentrated in the High Court, with appeals to the Court of Appeal and the Federal Court on the operation of the Torrens principles. As a whole the area shows how the Malaysian courts protect registered title while carving out the fraud, forgery and statutory exceptions that keep the register honest. The prominence of chargee and purchaser disputes reflects how much land in the corpus is held as security for lending or passes through successive sales.

Case Volume by Year

192

103

2017–2026

Key Issues & Sub-Topics

Restraints on dealings — Caveats — Application for removal of caveat — Beneficiary under intestacy of unadministered estate — Whether beneficiary has title or caveatable interest before completion of administration — National Land Code 1965 s 323(1) Land Law — Restraints on dealings — Caveats — Application for removal — National Land Code s 327— Whether serious issue meriting trial was raised — Allegation of forgery unsupported by evidence — Whether appellant has a caveatable interest 2 Forfeiture — Forfeiture for non-payment of quit rent — Application to compel decision on request for re-alienation — Whether State Authority under statutory duty to consider and communicate decision on application for re-alienation under s 133(3) National Land Code — Whether discretionary power under s 133(3) gives rise to enforceable public duty — Whether mandamus or mandatory injunction available to compel exercise of discretion — National Land Code, ss 133(3), 418 & 432 — Specific Relief Act 1950, s 44. 1 Forfeiture — Re-alienation of forfeited land — Petition for annulment previously refused — Subsequent request for re-alienation — Distinction between petition for annulment under ss 133(1) and (2) and discretionary power of re-alienation under s 133(3) — Whether former proprietor possesses legal right to determination of request for re-alienation — Nature and scope of State Authority’s discretionary power. 1 National Land Code — Section 133 — Construction of statutory provisions — Petition for annulment — Re-alienation after forfeiture — Whether words “shall” in s 133(3) impose mandatory obligation to determine application for re-alienation — Whether mandatory language operates only upon prior decision to re-alienate — Purposive construction of statutory scheme. 1 Forfeiture — Functus officio — Previous application for annulment refused — Whether refusal exhausted State Authority’s jurisdiction — Effect of statutory provision preserving power to re-alienate “at any time” — Continuing existence of discretionary power distinguished from existence of enforceable duty. 1 Forfeiture — Limitation — Laches — Application seeking decision on request for re-alienation — Whether challenge directed at forfeiture or subsequent administrative inaction — Applicability of limitation periods under Public Authorities Protection Act 1948, O 53 Rules of Court 2012 and s 418 National Land Code — Whether doctrines of limitation and laches engaged. 1 Forfeiture — Service of statutory notices — Form 6A — Form 8A — Alleged defective substituted service — Notices allegedly affixed at adjoining property — Whether validity of service justiciable in proceedings seeking only order compelling decision — Whether challenge to validity of forfeiture confined to appeal under ss 134 and 418 National Land Code. 1 Restriction in interest — State lease — Requirement for State Authority’s consent to transfer or lease — Effect on prohibitory order. 1 State lease — Restriction in interest — Whether restriction precludes execution process — Whether prohibitory order may be registered. 1 Sale in execution — State Authority consent — Whether consent required at stage of transfer following execution sale — Question left open. 1 National Land Code 1965 — Sections 214, 215, 217, 340, 417, 420 and 421A — Registered transfer — Cancellation of registration — Registered proprietor — Indefeasibility of title. 1 Bona fide purchaser for value — Good faith — Section 340 National Land Code — Mixed questions of fact and law. 1 Charge — Order for sale — Application under sections 256 and 257 National Land Code — Chargor’s opposition — Meaning of “cause to the contrary” under section 256(3) — Scope of court’s inquiry. 1 Charge — Order for sale — Statutory remedy of chargee — Mandatory nature of section 256(3) National Land Code — Court obliged to order sale unless cause to the contrary established. 1 Charge — Cause to the contrary — Categories recognised by law — Challenge to validity of charge — Failure to satisfy condition precedent — Contravention of rule of law or equity — Application of Low Lee Lian v Ban Hin Lee Bank Bhd and Thameez Nisha Hasseem v Maybank Allied Bank Berhad. 1 Charge — Statutory notice — Form 16D notice under section 254 National Land Code — Service of statutory notice — Whether condition precedent to order for sale satisfied. 1 Charge — Service of notices — Contractual deeming provisions — Service by registered post — Whether actual receipt necessary — Effect of agreed deeming clause — Proof of posting versus proof of delivery. 1 Charge — Notice of demand and Form 16D — Registered post — Absence of acknowledgement of receipt card (A.R. card) — Whether fatal to validity of service 1 Charge — Chargor’s financial difficulties — Economic hardship following Covid-19 pandemic — Whether financial inability to pay constitutes cause to the contrary. 1 Charge — Request for postponement of sale — Proposed private treaty sale — Intention to source investors or purchasers — Whether court may defer order for sale pending private disposal. 1 + 69 more

Restraints on dealings — Caveats — Application for removal of caveat — Beneficiary under intestacy of unadministered estate — Whether beneficiary has title or caveatable interest before completion of administration — National Land Code 1965 s 323(1) Land Law — Restraints on dealings — Caveats — Application for removal — National Land Code s 327— Whether serious issue meriting trial was raised — Allegation of forgery unsupported by evidence — Whether appellant has a caveatable interest 2 cases

aa-24ncvc-286-06-2024 TEONG PEEK MENG v TEONG PECK JOO

2 December 2024

aa-24ncvc-287-06-2024 TEONG PEEK MENG v ONG CHUN KIM

2 December 2024

Forfeiture — Forfeiture for non-payment of quit rent — Application to compel decision on request for re-alienation — Whether State Authority under statutory duty to consider and communicate decision on application for re-alienation under s 133(3) National Land Code — Whether discretionary power under s 133(3) gives rise to enforceable public duty — Whether mandamus or mandatory injunction available to compel exercise of discretion — National Land Code, ss 133(3), 418 & 432 — Specific Relief Act 1950, s 44. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

Forfeiture — Re-alienation of forfeited land — Petition for annulment previously refused — Subsequent request for re-alienation — Distinction between petition for annulment under ss 133(1) and (2) and discretionary power of re-alienation under s 133(3) — Whether former proprietor possesses legal right to determination of request for re-alienation — Nature and scope of State Authority’s discretionary power. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

National Land Code — Section 133 — Construction of statutory provisions — Petition for annulment — Re-alienation after forfeiture — Whether words “shall” in s 133(3) impose mandatory obligation to determine application for re-alienation — Whether mandatory language operates only upon prior decision to re-alienate — Purposive construction of statutory scheme. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

Forfeiture — Functus officio — Previous application for annulment refused — Whether refusal exhausted State Authority’s jurisdiction — Effect of statutory provision preserving power to re-alienate “at any time” — Continuing existence of discretionary power distinguished from existence of enforceable duty. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

Forfeiture — Limitation — Laches — Application seeking decision on request for re-alienation — Whether challenge directed at forfeiture or subsequent administrative inaction — Applicability of limitation periods under Public Authorities Protection Act 1948, O 53 Rules of Court 2012 and s 418 National Land Code — Whether doctrines of limitation and laches engaged. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

Forfeiture — Service of statutory notices — Form 6A — Form 8A — Alleged defective substituted service — Notices allegedly affixed at adjoining property — Whether validity of service justiciable in proceedings seeking only order compelling decision — Whether challenge to validity of forfeiture confined to appeal under ss 134 and 418 National Land Code. 1 case

ma-24ncvc-403-09-2025 TANG GUAN GIM v 1. ) Pejabat Daerah dan Tanah 2. ) Pejabat Tanah dan Galian Negeri

9 July 2026

State lease — Restriction in interest — Whether restriction precludes execution process — Whether prohibitory order may be registered. 1 case

ma-24ncvc-107-04-2026 LEONG CHUAN TRADING (M) SDN. BHD. v NG KWEE SIM (Berniaga atas nama dan gaya NKS Jaya Trading (No Pendaftaran Perniagaan. 200403057601/MA0078482-U)

2 July 2026

National Land Code 1965 — Sections 214, 215, 217, 340, 417, 420 and 421A — Registered transfer — Cancellation of registration — Registered proprietor — Indefeasibility of title. 1 case

ma-24ncvc-375-09-2025 MOHD HUSZAD BIN MOHAMED ALI v 1. ) ABU BAKAR BIN AHMAD 2. ) ISMAIL BIN JOHAN

30 June 2026

Bona fide purchaser for value — Good faith — Section 340 National Land Code — Mixed questions of fact and law. 1 case

ma-24ncvc-375-09-2025 MOHD HUSZAD BIN MOHAMED ALI v 1. ) ABU BAKAR BIN AHMAD 2. ) ISMAIL BIN JOHAN

30 June 2026

Charge — Order for sale — Application under sections 256 and 257 National Land Code — Chargor’s opposition — Meaning of “cause to the contrary” under section 256(3) — Scope of court’s inquiry. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Order for sale — Statutory remedy of chargee — Mandatory nature of section 256(3) National Land Code — Court obliged to order sale unless cause to the contrary established. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Cause to the contrary — Categories recognised by law — Challenge to validity of charge — Failure to satisfy condition precedent — Contravention of rule of law or equity — Application of Low Lee Lian v Ban Hin Lee Bank Bhd and Thameez Nisha Hasseem v Maybank Allied Bank Berhad. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Statutory notice — Form 16D notice under section 254 National Land Code — Service of statutory notice — Whether condition precedent to order for sale satisfied. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Service of notices — Contractual deeming provisions — Service by registered post — Whether actual receipt necessary — Effect of agreed deeming clause — Proof of posting versus proof of delivery. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Notice of demand and Form 16D — Registered post — Absence of acknowledgement of receipt card (A.R. card) — Whether fatal to validity of service 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Chargor’s financial difficulties — Economic hardship following Covid-19 pandemic — Whether financial inability to pay constitutes cause to the contrary. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Charge — Request for postponement of sale — Proposed private treaty sale — Intention to source investors or purchasers — Whether court may defer order for sale pending private disposal. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Public auction — Reserve price — Valuation of charged property — Fixing reserve price by Deputy Registrar — Sale process under National Land Code. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Order for sale — Consequential orders — Vacant possession — Application of sale proceeds — Right of chargee to bid and set off purchase price against indebtedness. 1 case

ma-24fc-37-03-2025 AFFIN BANK BERHAD v GAINVEST BUILDERS (M) SDN. BHD.

25 June 2026

Vacant possession — Holding over after expiry of agreement — Registered proprietor entitled to vacant possession — Order affirmed 1 case

k-01ncvcw-391-07-2023 VIGILANT VENTURES SDN BHD v Lembaga Kemajuan Ikan Malaysia (LKIM)

23 June 2026

Sale and purchase agreement — Bungalow constructed across two adjoining parcels — One parcel transferred to purchaser and adjoining parcel retained by vendor — Alternative claim for declaration of entitlement and vesting order — Whether claim required formal proof. 1 case

ma-22ncvc-39-10-2025 MUHAMMAD ASRAR BIN ABDUL SAMAD v 1. ) AMALINA BINTI MOHAMMAD SANI 2. ) MOHAMMAD SANI BIN ABDULLAH

18 June 2026

Strata title — Replacement title — Vesting-type relief affecting registered land — Necessity for adequate notice to affected parties — Potential interests of chargees and parcel proprietors — Whether substituted service preferable to complete dispensation of service. 1 case

ma-24ncvc-23-01-2026 1. ) YEOW MEI FONG 2. ) GOO CHU MOI @ GOH SIEW ENG v RUMBIA JAYA SDN. BHD.

15 June 2026

Trust property — Undivided shares in land — Vesting order — Registration — Effect of vesting order — Whether vesting order operates as conveyance — Registration subject to National Land Code — Trustee Act 1949, ss 53, 66. 1 case

ma-24ncvc-67-03-2026 GOH SOH TIN

15 June 2026

Waqf — Wakaf ahli (family waqf) — Wakaf zuriat — Whether Plaintiff's members are legitimate beneficiaries — Whether civil court has jurisdiction to determine validity of waqf — Syariah Court has exclusive jurisdiction under Section 11(3)(vii) Syariah Court (Terengganu) Enactment 2001 1 case

ta-24ncvc-165-09-2025 PERTUBUHAN DANSANAK HAJI AWANG BIN CHIK v 1. ) KERAJAAN NEGERI TERENGGANU DARUL IMAN 2. ) MAJLIS AGAMA ISLAM DAN ADAT MELAYU TERENGGANU (MAIDAM)

13 June 2026

Waqf — Istibdal (substitution of waqf property) — Compensation for acquired waqf land — Whether MAIDAM lawfully entitled to receive compensation — State Fatwa Committee rulings requiring replacement with land of similar value — Statutory vesting under Section 4 and 5 Waqf (Terengganu) Enactment 2016 1 case

ta-24ncvc-165-09-2025 PERTUBUHAN DANSANAK HAJI AWANG BIN CHIK v 1. ) KERAJAAN NEGERI TERENGGANU DARUL IMAN 2. ) MAJLIS AGAMA ISLAM DAN ADAT MELAYU TERENGGANU (MAIDAM)

13 June 2026

Charge — Order for sale — Stay of execution — Application by administrator of deceased chargor’s estate for stay of execution of order for sale and consequential auction proceedings pending appeal — Whether special circumstances established — Whether auction would render appeal nugatory — Whether land had special or sentimental value — Whether damages adequate remedy — Whether successful chargee should be deprived of fruits of litigation. Civil Procedure — Stay of execution — Discretion of court — Stay not granted as of right — Burden on applicant to establish special circumstances — Whether filing of notice of appeal sufficient ground — Whether merits or correctness of decision appealed against relevant — Whether court concerned with circumstances relating to execution rather than validity of judgment — Courts of Judicature Act 1964, s 73. Probate and Administration — Administrator of estate — Locus standi — Whether administrator entitled to commence proceedings and apply for stay on behalf of deceased’s estate — Whether estate property remained subject to existing charge and secured indebtedness — Probate and Administration Act 1959, s 59 — Civil Law Act 1956, s 8 — Probate and Administration Act 1972, s 70. Civil Procedure — Application — Procedural objection — Whether stay application premature when initially filed before notice of appeal — Whether application became academic after dismissal of substantive setting-aside action — Whether failure to cite proper procedural provision rendered application defective — Whether technical non-compliance curable in interest of justice — Rules of Court 2012, O 1A. Civil Procedure — Abuse of process — Multiplicity of proceedings — Fresh action filed to set aside order for sale on ground of alleged nullity — Whether allegations of res judicata, duplicity and afterthought relevant to stay application. 1 case

ba-24fc-716-06-2019 AFFIN BANK BERHAD v GAURI A/P ALUMALAI

4 June 2026

Transfer of land — Form 14A — Material alteration after attestation — Addition of transferee and redistribution of shares after execution — Whether instrument materially different from instrument attested under s 211 National Land Code — Whether re-attestation required — Whether registration founded on insufficient instrument — National Land Code, ss 211, 301, 340(2)(b), 380 1 case

ma-21ncvc-29-12-2021 MOHD EZAQ EKMAL BIN MAHAD v 1. ) Ab Karim Bin Dolmat Sebagai Wakil Diri Kepada Harta Pusaka Salehar Binti Selim 2. ) Kerajaan Negeri Melaka

27 May 2026

Key Statutes

National Land Code (Cap 828)

cited in 137 cases

Rules of Court 2012

cited in 59 cases

Evidence Act 1950 (Cap 56)

cited in 39 cases

Federal Constitution

cited in 16 cases

Courts of Judicature Act 1964 (Cap 91)

cited in 14 cases

Contracts Act 1950 (Cap 136)

cited in 13 cases

National Land Code 1965 (Cap 56)

cited in 13 cases

Land Acquisition Act 1960 (Cap 486)

cited in 12 cases

Limitation Act 1953 (Cap 254)

cited in 10 cases

Evidence Act

cited in 7 cases

Strata Titles Act 1985 (Cap 318)

cited in 6 cases

Stamp Act 1949 (Cap 378)

cited in 6 cases

Companies Act 2016 (Cap 777)

cited in 5 cases

Specific Relief Act 1950 (Cap 137)

cited in 5 cases

Land Code

cited in 5 cases

Court Distribution

MYHC 319 MYCOA 39 MYFC 21

Key People & Firms

How many Land Law cases are reported in Malaysia courts?

379 reported Malaysia judgments (2017–2026) involve Land Law.

What is the central principle in the Land Law area?

Indefeasibility of registered title under the Torrens system codified in the National Land Code is central. The judgments examine section 340, the distinction between immediate and subsequent purchasers, and the bona fide purchaser qualification under the proviso to section 340(3), together with the fraud and forgery exceptions to indefeasibility.

How do the courts treat a bank or chargee's duty of care over title?

The collection asks whether a chargee must investigate illegality in the underlying sale and purchase agreement and who bears the burden where a registered dealing is challenged as fraudulent. The consent requirement under section 204 of the National Land Code and the effect of setting aside a default judgment on a registered interest also feature.

Does the area include compulsory acquisition of land?

Yes. A substantial group concerns compensation and the surrender of land, and compliance with Part Twelve of the National Land Code, overlapping with the dedicated Land Acquisition area. Native title and customary rights, including claims by residents of a gazetted forest reserve, also appear.